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The application site comprises the curtilage of the existing property Harold Tower, Fort Anne Road in Douglas. The site is located on an incline between South Quay (to the north) and Head Road (to the south) in Douglas. The site is occupied by the Victorian building Harold Tower along with a number of out-buildings set in substantial surrounding gardens.
The application site is located within an area designated as being “Residential Use” under the Douglas South Local Plan, 1998. This building is also a Registered Building (RB 179). The Isle of Man Strategic Plan 2007 also contains two policies that are considered specifically material to the assessment of this current planning application:
Environment Policy 32:
"Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted".
General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
The following previous planning applications are considered relevant in the assessment and determination of this application:
Case - PA 92/00372/B Erection of Clock Tower on garage roof - Permitted Case - PA 98/00561/B Installation of replacement windows - Permitted Case - PA 99/00577/B Re-roofing of dwelling with slate tiles - Permitted Case - PA 99/00596/B Replacement of four existing windows - Permitted Case - PA 07/01600/GB Reinstatement of two windows - Permitted Case - PA 08/00285/GB Installation of timber sliding sash window to replace existing louvered kitchen window - Permitted
Pre-application discussions have taken place between the Conservation Officer and Planning Officer with the applicant, architect and the company which designs timber glazed structures as proposed here. The planning application seeks approval for the replacement of the existing sun lounge and the construction of a structure to enclose the existing external swimming pool situated to the immediate east of the property. The swimming pool structure would have a hardwood painted fascia with double glazed units and would be finished in a slate blue colour. The roof would be constructed from blue powder coated alloy cappings, with ball finials, aluminium gutters and rainwater pipes. The windows and doors throughout the structure would be of a similar design to the windows on the ground floor of the property. The pool room projection would be supported on structure columns and with facing stone to match the existing property. The proposed structure would be approximately 13m wide with a length of 17m. The maximum ridge height from ground level would be 8.8m.
The replacement sun lounge would be linked to the pool room to create one continuous structure in a style relating to the period of the existing dwelling. The roof would be finished with natural Welsh slate and the structure would match the pool enclosure having hardwood painted framework with double glazed units.
The Department of Transport Highways Division and the Douglas Corporation have no objection with the proposed development.
The Department of Transport Drainage Division does not object to this application subject to a condition relating to the discharge of surface water from this proposed development.
The planning application seeks approval for the construction of an enclosure for the existing external swimming pool which would be linked to the replacement sun lounge on the east elevation of the property. As identified earlier in this report the application site is located within an area of residential use under the Douglas South Local Plan, 1998. Given the nature of the proposed development it is appropriate to assess the impact of the proposal on the character of this Registered Building and the surrounding area.
It is considered that the proposed development respects the application site and surroundings in terms of the layout, scale, form, and design. The proposed extension would fit comfortably within the surrounding garden, with its form and design more in-keeping with the main building than the existing sun lounge and open swimming pool. The facing brickwork would match the existing building as would the windows and doors which would echo the design of the windows on the ground floor. The slate blue colour of the framework has been inspired by the existing stonework and would result in a harmonious relationship between the existing building and the new structure. It is concluded that the proposed development would not affect detrimentally the character of the building or its special architectural interest.
This proposed structure would not be seen from the Douglas Head Road (to the south) or from the South Quay (to the north) due to the area of mature trees and high walling surrounding the property. The proposed development would not result in an overbearing impact upon the existing building and due to its location and the general privacy that the site enjoys, would not result in any overlooking to or from neighbouring properties.
It is judged that the proposal would preserve the special architectural features of this Registered Building and as such is in accordance with the provisions of the relevant planning policies.
The content of the application has been considered with particular consideration to POLICY RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01.
This application is the product of consultation with the applicant's agent and indeed represents those consultations. These proposals are intended to provide a glazed structure over the existing out-door Swimming Pool itself a later addition, which will in turn physically link to the main house. In addition, the existing and later glazed Sun Lounge attached to the main dwelling, is also re-fenestrated to tie in with the glazing to the Swimming Pool. The replacement glazing is carried out in a style which draws reference from the windows immediately adjacent to the Sun Room in the main house and is considered an improvement on those windows currently in place.
This glazing 'theme' is carried through the new glazed enclosure of the Swimming Pool. This glazed form has the effect of anchoring the proposed to the existing building and is, in my opinion, successful in doing so. The glazed roof which terminates in a lantern is a form readily associated with the Victorian period and does not therefore jar with the architecture of the Registered Building. The works to cover the Swimming Pool involve the creation of an overhanging seating area with balcony which will involve supporting this section off columns and will create an under-croft which is not in itself, problematic.
Ultimately, the addition is subservient to the Registered Building and by reason of its form but its design and detailing is considered to compliment the Registered Building.
It is recommended that this planning application be permitted.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Douglas Corporation The Department of Transport Drainage Division The Department of Transport Highways Division
Recommended Decision: Permitted
Date of Recommendation: 27.10.2008
N : Notes attached to conditions R : Reasons for refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2.
This approval relates to the submitted drawings 593/001, 593/011, 593/012, 593/013, 558/019 and 558/020 and the submitted sketches SK2, SK3, SK4, SK5 and SK6 all received on 28th August, 2008.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : Signed : Senior Planning Officer
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